Rotherhithe · Southwark · Bermondsey and Old Southwark constituency · 51.49914, -0.05002

SE16 7EB— Rotherhithe, Southwark

Location and area intelligence for SE16 7EB, Rotherhithe, Southwark

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 64/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
90
Transport
64
Environment
56
Investment
56

The bottom line

SE16 7EB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

SE16 7EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+2.6% vs London avg
vs London crime+47.0% vs London avg

Deep-dive guides for SE16 7EB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How SE16 7EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Albion Primary School

Good · Inspected Jan 2024 · 2 min walk

KS2: 105.3

★★

Secondary

Bacon's College

Good · Inspected Jun 2022 · 8 min walk

P8: +0.48A8: 51.9

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Clyde Nursery School.

Good · 25 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.6 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

-12% vs borough

Crime by type

Other34%
Violence & sexual offences24%
Theft19%
Anti-social behaviour9%
Robbery6%
Vehicle crime4%
Burglary3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shadwell Fire Station · 1.4km

Crime is +47% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,965/m²
Price per ft²£740/ft²
Avg floor area56.5 m²

EPC breakdown

B
19%
C
44%

Based on 63 properties · Confidence: high

Street mix

Flat 98%Other 2%

LHA rates — Inner South East London

Shared room£650/mo
1 bedroom£1296/mo
2 bedrooms£1550/mo
3 bedrooms£1950/mo
4 bedrooms£2625/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£141,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2011
WallsAverage thermal transmittance 0.24 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,527
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2024 · CAGR

+3.1%

Total change

+39%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.1%

per year

Acceleration

-38.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2014£316k£459k+45.1%15
Brexit uncertainty2017–2019£510k£300k-41.2%2.3
Pandemic surge2021–2021£103k£103k+0%1
Rate-rise correction2022–2023£529k£595k+12.5%1.5
Current market2024–2024£440k£440k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
3.1%
District
3.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Canada Water Underground StationJubilee line
1.1 min walk
Canada Water

Nearby stations

Canada Water Rail StationWindrush
2 min walk
Canada WaterNational Rail
2 min walk
Canada Water Underground StationJubilee
2 min walk
Rotherhithe Rail StationWindrush
3 min walk
Surrey Quays Rail StationWindrush
9 min walk
12 bus routes · 6 stops within 400m · 140 buses/hr peak

69

Walkability score

374

Footpaths (500m)

4

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge24 min ↓
Victoria40 min ↑
Waterloo33 min ↓
Canary Wharf ★23 min
City35 min ↓

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

21

Car parks (800m)

2

EV chargers (800m)

Total spaces (800m)11
Nearest car park213m
Santander docks (800m)4
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Red Zone· no
394m
🅿️
Blue Zone· no
425m
🅿️
Orange Zone· no
449m
🅿️
Green Zone· no
502m
🅿️
Yellow Zone· no
571m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 60% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.9 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 7.9 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield854.0 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

11 min walk

2

GPs within 1km

6

Dentists within 1km

Nearest hospitalRoyal London Hospital · 2.1 km
Nearest A&EKING'S COLLEGE HOSPITAL NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.4%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

18

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketKhun Ya Thai Supermarket · 622 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,537 licensed premises in borough1,034 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

898m

Post office

Nearby shops

Nisa200 m
Rotherhithe Village227 m
Welcome372 m
The Greengrocer's Shack469 m

Nearby cafes

Yellow Ladder162 m
Deli Felice195 m
Mouse Tail Coffee Stories202 m
Leaf & Bean226 m

Nearby restaurants

Canada water cafe73 m
GreenZen Poké160 m
Albion Fish Bar203 m
Perfetta Pizzeria206 m

Nearby pubs

Leadbellys140 m
The Brunel251 m
The Ship382 m
The Mayflower385 m

Nearby gyms

Canada Water Studios99 m
Maple Quays Residents Gym104 m
Canada Water Leisure Centre312 m
InstantPadel359 m

Nearby pharmacies

Albion Chemist199 m
Superdrug428 m
Boots522 m
Tower Pharmacy903 m

Nearby health

Canada Water Dental Health166 m
G K Ooi and Associates350 m
Complex Smile Implant Centre793 m
Food hygiene (5-star)64% of 95

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
444

High street

A

High street health

Investment

Investment grade, yield and market outlook

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,820London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition444
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+7.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

65.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route2,022m
Crossrail 2 route5,266m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,829 nationally

2,416

Est. population

16,257/km²

68%

Employed

56%

Degree educated

£43,100

Median income

5.0%

Claimant rate

Inner cityVery high densityYoung professionals

31

Community stability

Age profile

20%
37%
23%
13%
Under 1820%
18–3437%
35–4923%
50–6413%
65+6%

Tenure

34%
43%
Own outright8%
Own (mortgage)12%
Private rent34%
Social rent43%
Shared ownership3%
Rent free0%

Ethnicity

29%
23%
15%
22%
White British29%
White Other23%
Asian14%
Black22%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine18%
No car household69%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent43%
Private rent34%

vs. London

Income vs London+2.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
18
Local approval rate
100%
Borough approval rate
89%
Historic landfill (400m)
3
Opportunity area
Canada Water
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£3.0bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
135
Largest scheme
668 homes · Site A, Canada Water, Site A, Canada Water, Surrey Quays Road, SE16
Pipeline pressure
NONE

Named schemes (500m)

Site A, Canada Water, Site A, Canada Water, Surrey Quays Road, SE16668 homes
completed
SITE D,CANADA WATER (WATER GDN'S) CORNER, SITE D,CANADA WATER (WATER GDN'S) CORNER, SURREY QUAYS ROAD, CANADA STREET, SE16 2BY242 homes
completed
HOUSING AREA 9, HOUSING AREA 9, SURREY QUAYS, SE16204 homes
completed
Site B2 Canada Water, Site B2 Canada Water, Surrey Quays Road, Maple Mews / Albion Channel, SE16 2BY169 homes
completed
CLARENCE WHARF, CLARENCE WHARF, ROTHERHITHE STREET, SALTER ROAD, SE16128 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
10.6%
Ward turnout
40%
Election year
2026
MP
Neil Coyle (Labour)
MP majority
7,787
Constituency
Bermondsey and Old Southwark

Councillors

Colin James BoyleGreen
Stephanie CryanLabour and Co-operative Party
Kath WhittamGreen

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Key facts for SE16 7EB

Full postcodeSE16 7EB
Postcode districtSE16
BoroughLondon Borough of Southwark
WardRotherhithe
Latitude51.499135
Longitude-0.050017
Parliamentary constituencyBermondsey and Old Southwark
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey